Duplex with Bay
For Sale
$624,900
1881 Danford ST, Naples, FL 34112
Two residences provide flexible living and short-term rental configurations with outdoor amenities and substantial parking.
Property Size1,800 SF
Price / SF$347.17
Days on Market47
Property Features for 1881 Danford ST
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Duplex
Units
Unit Mix
1 x 1BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,558
Amenities
hot tub
lanai
balcony
carport
Building Details
Building Size
1,800 SF
Year Built
1981
Buildings
1
Listing Agency:
VIP Realty Group, Inc.
(239) 734-7734
Listed By:
Amy Ashby · License #NAPLES-249501890
Source:
Anniehagstromfl
Added: Jun 22
Changed: Aug 5
Last Checked: Aug 6 at 4:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of VIP Realty Group, Inc.
Investment Insights
Based on property information with market context.
This 1,800-square-foot duplex, built in 1981, includes two distinct residences with flexible accommodations. The lower unit has one bedroom and two bathrooms, along with direct access to the hot tub and outdoor living areas. The upper residence includes two bedrooms, one bathroom, and a bonus sleeping den. Two lanais, a rear balcony with views toward the bay, and a carport sized for boat storage add practical outdoor features.
The property is located in the Bayshore area near a bayfront park with waterfront green space, fishing, a playground, and three public boat ramps. The Bayshore Arts District and Sugden Lake Regional Park are also described as being within a short bike ride, with dining, entertainment, lakes, and walking paths nearby.
The property is located in the Bayshore area near a bayfront park with waterfront green space, fishing, a playground, and three public boat ramps. The Bayshore Arts District and Sugden Lake Regional Park are also described as being within a short bike ride, with dining, entertainment, lakes, and walking paths nearby.
Key Highlights
- Duplex with 1,800 square feet of total property size
- Lower residence offers 1 bedroom, 2 bathrooms, and hot tub access
- Upper residence includes 2 bedrooms, 1 bathroom, and a bonus sleeping den
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$26,590
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.26%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$531,800
$531.8K
Cap Rate 7%
$379,857
$379.9K
Cap Rate 9%
$295,444
$295.4K
Market Conditions
NOI Build-Up for 1,800 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$40.0K $22.20/SF
− Vacancy
−$2.0K −$1.10/SF
EGI
$38.0K $21.10/SF
− OpEx
−$11.4K −$6.33/SF
NOI
$26.6K $14.77/SF
Area
Collier County, FL
Vacancy
4.94%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$531,800
Cap Rate 7%
$379,857
Cap Rate 9%
$295,444
Alternative Uses
Best Use
Multifamily LT 5
$379.9K
$332.4K – $443.2K
NOI $26,590 @ 7.0% cap · market cap 4.26%
Second Best
Apartment 5plus
$349.1K
$305.5K – $407.3K
NOI $24,439 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$722.4K
$632.1K – $842.8K
NOI $50,570 @ 7.0% cap · market cap 8.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
111
Businesses Nearby
Explore this area
Business Placement
Demographics for 34112, FL
26,625
Population
20,626
Households
1.3
Avg Household Size
60
Median Age
35%
College-Educated
91%
High-School Grad
14.8 sq mi
ZIP Area
1,799
Density / Sq Mi
$68,838
Median Household Income
$34,300
Median Earnings
$1,529
Median Rent
$293,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences provide flexible living and short-term rental configurations with outdoor amenities and substantial parking.
Where is this duplex located?
The property is located at 1881 Danford ST Naples, FL.
What is the asking price?
The asking price for this property is $624,900.
What are key features of this property?
This property features: Duplex with 1,800 square feet of total property size; Lower residence offers 1 bedroom, 2 bathrooms, and hot tub access; Upper residence includes 2 bedrooms, 1 bathroom, and a bonus sleeping den
